NORTHSTOWE Phase 3A

NORTHSTOWE Phase 3A Design and Access Statement (Incorporating Design Principles Document) January 2021 Quality Assurance Project title Northstowe Phase 3A Document title Design and Access Statement Client Homes England Checked by Project Runner KS Approved by Project Director SR Project number 5709 0SGEXMSRSJ½PISRWIVZIV 5709_4.4 Tibbalds Planning & Urban Design 19 Maltings Place 169 Tower Bridge Road Revision History London SE1 3JB Revision Date Status Telephone 116-12-2019Draft 020 7089 2121 2 28-1-2020 Final [email protected] 314-01-2021Final_V2 www.tibbalds.co.uk This document is laid-out to be printed double-sided at A3

Northstowe Phase 3A Design and Access Statement January 2021 Contents

Executive Summary 6 6 The Masterplan 40 6.1 Concept and Strategic Principles: Phase 3A 40 1 Introduction 8 6.2 Vision 42 1.1 Role and Structure of the Design and Access Statement 8 6.3 Character 44 1.2 Scope of the Document 8 6.4 Connectivity: Northstowe 60 1.3 Summary of Application and Description of Development 8 6.5 Community 73 1.4 The Applicant and Team 9 7 Landscape Strategy 81 2 Strategic Context 12 7.1 Introduction 81 2.1 Northstowe 12 7.2 The Landscape Vision 81 2.2 Wider Context 12 7.3 Cambridgeshire Green Infrastructure Strategy 2011 81 2.3 Relevant Policy and Guidance 13 7.4 Landscape Masterplan Response 83 3 Health and Wellbeing 15 7.5 Typology examples 89 3.1 Health and Wellbeing Commitments 15 Section AA 91 Section BB 91 4 Site and Context Appraisal 18 Section CC 91 4.1 Northstowe: 18 4.2 Phase 3A Site Location 20 8 Climate 96 4.3 Existing Site Features 21 9 Delivering Design Quality 98 1SZIQIRX(IWMKR-R¾YIRGIW 9.1 The Planning Application 98 *EGMPMXMIW(IWMKR-R¾YIRGIW 9.2 Building for Life 12 99 0ERHWGETIERH)RZMVSRQIRX(IWMKR-R¾YIRGIW 9.3 Development Partner Selection 99 ,IVMXEKI(IWMKR-R¾YIRGIW 9.4 Master Developer Approach 99 4.8 3TTSVXYRMXMIWERH-R¾YIRGIW'LEVEGXIV 9.5 Phased Approach 99 5 Design Development Process 34 Appendix A: Design Principles Document 103 5.1 Concept 1: Acknowledging Historical References 34 Role and Status of the Design Principles Document 103 'SRGITX6I¾IGXMRKXLI*IR0ERHWGETI4EXXIVR Design Principles 105 5.3 Stakeholder and Community Engagement 36 5.4 Design Council (December 2018) 37 Appendix B: Building for Life 12 Assessment 106 5.5 Cambridgeshire Quality Panel (May 2019) 37

January 2021 Northstowe Phase 3A Design and Access Statement

Executive Summary Executive Summary The proposed masterplan for Phase 3A incorporates a range of formal, semi-formal XSGVIEXIEQSHIVR]IXPSGEPP]HMWXMRGXGLEVEGXIV,MWXSVMGMR¾YIRGIWMRGPYHMRKJSVQIV Northstowe is a planned new town of approximately 10,000 and informal open spaces providing opportunities for a range of activities, such as lanes lost due to the more recent RAF history, as well as the surrounding landscape homes to the North West of Cambridge. It aspires to be a vibrant JSVQEPTPE]MRK½IPHWEPPSXQIRXWERHGSQQYRMX]SVGLEVHWVYRRMRKERH[EPOMRKVSYXIW GLEVEGXIVEVIVIGSKRMWIH[MXLMRXLIQEWXIVTPER8LIJSVQIVEMV½IPHMWVIGSKRMWIHMRXLI 21st Century settlement enabling sustainable lifestyle choices and thus enabling an active and healthy lifestyle for residents of all ages. main axis of the Phase 3A development consisting of a sequence of spaces along the line of the former main runway. patterns of living. Connectivity Located north west of Cambridge, Northstowe is one of the largest new settlements Climate Northstowe Phase 3A will be highly accessible by sustainable modes of transport, in the country and is built on the former RAF Oakington base. When complete, with services for the Cambridgeshire Guided Busway running through the heart of The masterplan develops and embeds the principles of climate change mitigation and Northstowe will be the home of around 25,000 people. the development (already under construction to serve Phase 2) as well as extended adaptation into the development, with the aim of demonstrating innovation and future This Design and Access Statement is submitted in support of the Phase 3A Outline local bus services, continuing through from Phases 1 and 2, and potentially linking via TVSS½RKXLIHIZIPSTQIRX/I]XLIQIWMRGPYHIFYMPHMRKHIWMKRSZIVLIEXMRKQEXIVMEPW Application. The following development description applies: Oakington. Cycle routes will connect from the development to the adjacent local ¾SSHVMWOERHPE]SYXMRVIPEXMSRXSGPMQEXILE^EVHWERHVMWOW communities, Bar Hill to the south west and to Cambridge North Station. The walking ‘Outline planning application for the development of Northstowe Phase 3A for up to Climate change is likely to impact on Water Supply and Management due to increasing and cycling networks will connect into Phases 1 and 2 ensuring convenient routes to 4,000 homes, two primary schools, a local centre (including employment, community, retail irregularity in precipitation patterns and a higher likelihood of droughts. Protecting and the Town Centre, schools and sports facilities. and associated services, food and drink, community, leisure, residential uses and other conserving water supplies and resources in order to secure Northstowe’s needs in accommodation), secondary mixed use zones (including employment, community, retail There will be connections to the wider Public Rights of Way network to enable a sustainable manner is seen as an urgent priority for the masterplan. It is recognised and associated services, food and drink, community, leisure, residential uses), open space residents to enjoy access to the countryside and to connect to and from surrounding that in order to achieve this, water consumption per person needs to be reduced. The and landscaped areas, sports pitches, associated engineering and infrastructure works, communities. aim is to create a development that has adapted to climate change, ensuring it is safe including the retention of the existing military lake and creation of a new lake, with details JVSQ¾SSHVMWOGSRXVSPWWYVJEGI[EXIV¾S[W MQTVSZIW[EXIVUYEPMX]ERHLEWVIHYGIH The Southern Access Road West (SARW) is under construction and will provide the of appearance, landscaping, layout, scale and access reserved. Application is accompanied by water consumption. Climate resilience has been built into the masterplan with the highway route to the upgraded A14 at Bar Hill and a second route (the Southern an Environmental Statement and involves works to/affecting existing Public Rights of Way.’ WYVJEGIERH¾SSHVMWOWXVEXIK]FIMRKFI]SRHWXERHEVHTVEGXMGI MI]IEVIZIRX Access Road East (SARE)) will potentially provide a connection to Dry Drayton Road plus climate change and 48 hours storage). The extensive green infrastructure network Phase 3A is a site rooted in history; it’s heritage assets lend themselves to character and the local access road southwards to Cambridge. will help in combating heat islands. SuDS are an integral part of the design of Phase 3A. generators to create a strong and distinctive identity for the development, which The masterplan has been developed to maximise opportunities for active travel Attenuation features in the form of lakes are key elements of the masterplan and most will form a gateway entrance to Northstowe from the south. The unique assets that with walking and cycling routes given prominence throughout the development, with primary and secondary streets contain swales and SuDS features. The design of Phase this site has to offer enable the creation of a sequence of neighbourhoods that are segregated routes alongside the primary and secondary streets as well as links through 3A is based on an integrated network of blue and green infrastructure. Microclimate integrated as a comprehensive whole, yet offer a wide variety of opportunities and greenways with the majority of homes being within 250m of a principal cycle route. (wind) analysis has been undertaken. experiences between them. The neighbourhoods are shaped around new and existing These cycle routes may be segregated, shared, or accommodated within shared surface green and blue networks, creating a series of linked landscapes that permeate the built Sustainable Travel is a key aspect of the development to minimised carbon impacts, with residential streets. The development will create walkable neighbourhoods within easy form and create attractive settings for active travel, informal and formal recreation. high accessibility by walking, cycling and public transport, continuation of the approach walking distance to primary schools and open space provision. to Travel Planning set out in Phase 1 and 2 as well as provision for electric vehicles. Community Character This Sustainability Statement, submitted as part of this application, demonstrates that the proposed new development will: Phase 3A will provide a range of house types, including affordable homes for rent and Analysis of the local context has been carried out to inform the preparation of the purchase, self-build and custom build homes to help establish a mixed community. Minimise carbon emissions through the approach to energy use masterplan for Phase 3A. The character and setting of the adjacent settlements of • Opportunities for employment within Northstowe (in the Town Centre, Phase 3A 1MRMQMWI[EXIVYWEKIERH¾SSHMQTEGXW Longstanton, Oakington and Westwick as well as Phases 1 and 2 have been carefully • Local Centre and in education, shopping and community/sports facilities) together with considered throughout the design development process. The masterplan incorporates • Provide a sustainable approach to waste and materials and resources measures to facilitate home working will support the development of the town as a linking landscapes, in the form of new green infrastructure and retained existing Provide for a high level of accessibility by sustainable travel modes place to live and work. • vegetation, between the new and existing settlements. • Provide substantial amounts of high quality green infrastructure Northstowe is one of ten Healthy New Towns in England. As a Healthy New Town, The intrinsic characteristics of the Phase 3A site, including the retained Military lake and Develop sustainable new buildings; priorities are to reduce obesity and promote healthy ageing to deliver a healthy • existing tree belts, have shaped the distinctive character areas set out in this document. community. This can be achieved through a framework of interventions many of which • Create a cohesive community and culture; are embedded within the masterplan/ development form. This framework can then be A variety of spaces are to be created as character drivers, consistent with the • Support the local economy; and applied as the town develops; to create a healthy town through infrastructure and place approach set out in the Phase 2 design code. These spaces will vary in form, function • Promote health and wellbeing shaping; and deliver a new model of care for Northstowe. and character and incorporate the intrinsic characteristics of Phase 3A, including the retained Military Lake and existing tree belts. Buildings will draw on the best of local Homes England are committed to ensuring that Healthy New Town principles are tradition from adjoining villages as well as new development on the Cambridge fringes applied to all aspects of Northstowe’s development.

6 Northstowe Phase 3A Design and Access Statement January 2021 1 Introduction 1 Introduction

1.1 Role and Structure of the Design and Access 10. Appendices: 1.2 Scope of the Document Statement • Appendix A: Design Principles Document: This document sets out the primary urban design principles that will guide the future design development of The purpose of this DAS is to describe the design process which has resulted in This Design and Access Statement (DAS) has been prepared on behalf of Homes Phase 3A. An Urban Design Framework Plan brings together the Parameter Plans the application proposals and to provide an illustrated explanation of the proposed England and is submitted in support of the Outline Planning Application for to illustrate how the different elements of green space, land use and movement development. One of the roles of the DAS is to demonstrate that the parameters of Northstowe Phase 3A. This DAS document describes the: interact with each other. the proposed development are sound and able to create a high quality place. • Design evolution and considerations that have led to the development proposals; • Appendix B: Building for Life 12: This Appendix assesses the scheme against Chapter 6, which incorporates the Illustrative Masterplan, illustrates how distinctive Design concepts that underpin the masterplan and subsequent parameter plans; the criteria set out in Building for Life 12 (BfL 12, Third Edition - January 2015). ERHWMXIWTIGM½GGLEVEGXIVGERFIGVIEXIHEGVSWWXLIHMJJIVIRXEVIEWSJXLIWMXI8LI • diagrams and illustrations set out in Chapter 6 are illustrative only and do not establish Design principles that should be read alongside the parameter plans; and The Town and Country Planning (Development Management Procedure ) Order • ER]JYVXLIV½\IHIPIQIRXWSJXLIHIZIPSTQIRXFI]SRHXLSWIWIXSYXMRXLI4EVEQIXIV 2015 (DMPO) sets out the requirements that must be addressed within a DAS. These Illustrative material that describes the design intentions and brings the application Plans. Where diagrams and illustrations in this DAS include parameters from the • requirements, and the locations of where they are addressed throughout this DAS are drawings to life. TEVEQIXIVTPERWXLI]QE]EPWSMRGPYHIEHHMXMSREPMPPYWXVEXMZIQEXIVMEPW*SVXLI½\IH as follows: The DAS describes how the design relates to the technical, planning and site parameters, please refer to the ‘Movement and Access’, ‘Building Heights’ and ‘Open Chapters 6 and 7 explain the design principles and concepts that have been considerations. The main chapters of this document have been structured as follows: • Space and Land Use’ Parameter Plans submitted as part of this planning application, applied to the development (DMPO Regulations 9.(2)(a) and 9.(3)(a)) which will be approved as part of the application. 1. Introduction: This chapter sets out the summary of the application and the Chapter 6, Section 6.4 explains how issues relating to access to the description of the development. • The Design Principles Document, contained within Appendix A of this document, development have been dealt with (DMPO Regulation 9.(2)(b)) 2. Strategic Context: The social and economic context of the site, and facilities MHIRXM½IWXLITVMQEV]9VFER(IWMKR4VMRGMTPIW I\XVEGXIHJVSQ'LETXIV XLEX[MPP Chapter 4 demonstrates the steps that have been taken to appraise the context provided outside of Northstowe’s boundaries are discussed in this chapter. The • guide the future design development of Phase 3A. It is envisaged that the Design of the development and how the design of the development takes that context three phases of Northstowe are set out here before a brief overview of the Principles Document will be approved as part of the Outline Planning Application for into account (DMPO Regulation 9.(3)(b)). Chapters 5 and 6 then continue relevant planning policy guidance is provided. Phase 3A and that an appropriate condition ensures that future Design Code(s) and to describe how the context has been taken into account as the design was Reserved Matters applications take account of these design principles. 3. Health and Wellbeing: This chapter sets out Homes England’s commitments developed. to Northstowe’s Healthy New Town (HNT) legacy, and the key priorities for the Chapter 6 explains the approach adopted for access and Section 6.3 describes development with regards to this. • 1.3 Summary of Application and Description of how policies relating to access in relevant local development documents have 4. Site and Context Appraisal: The physical context of Phase 3A is discussed in been taken into account; (DMPO Regulation 9.(3)(c)) Development this chapter, including existing site features and the opportunities and constraints Chapter 5, Section 5.3 explains the consultation that has been undertaken on with regards to: movement, facilities, landscape and heritage. The local character • Outline planning permission is being sought for development of Phase 3A with details issues relating to access to the development and what account has been taken MR¾YIRGIWMRXIVQWSJEVGLMXIGXYVIERHYVFERHIWMKREVIEPWSEREP]WIHMRXLMW of appearance, landscaping, layout, scale and access reserved. The description of of the outcome of any such consultation (DMPO Regulation 9.(3)(d)) Chapter chapter. development is: 6, Section 6.4 HIWGVMFIWLS[WTIGM½GEGGIWWVIPEXIHGSQQIRXWVEMWIHMRXLI 5. Design Development: The initial stages of design are presented and explained in engagement have been addressed in the proposed movement strategy. ‘Outline planning application for the development of Northstowe Phase 3A for up to this chapter, with an overview of the community, stakeholder and Design Review 4,000 homes, two primary schools, a local centre (including employment, community, retail Chapter 6, Section 6.4I\TPEMRWLS[ER]WTIGM½GMWWYIW[LMGLQMKLXEJJIGXEGGIWW Panel engagement undertaken. • and associated services, food and drink, community, leisure, residential uses and other to the development have been addressed (DMPO Regulation 9.(3)(e)) 6. The Masterplan: The key driving principles for the masterplan development are accommodation), secondary mixed use zones (including employment, community, retail set out in this chapter, before how the Character, Connectivity and Community and associated services, food and drink, community, leisure, residential uses), open space objectives have been addressed and integrated into the proposals for Phase 3A. and landscaped areas, sports pitches, associated engineering and infrastructure works, including the retention of the existing military lake and creation of a new lake, with details 7. Landscape Strategy: 8LMWGLETXIVWIXWSYXXLIOI]HIWMKRMR¾YIRGIWSRXLI of appearance, landscaping, layout, scale and access reserved. Application is accompanied by landscape strategy and the strategic proposals for the different typologies of open an Environmental Statement and involves works to/affecting existing Public Rights of Way.’ space. 8. Climate: This chapter summarises the key sustainability objectives for the Further details on the planning application are set out in the Planning Statement development. submitted in support of the scheme. 9. Delivering Design Quality: This chapter sets out how design quality could be achieved through the planning process.

8 Northstowe Phase 3A Design and Access Statement January 2021 N

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C am b r id NNorthstoweorthstowe PPhasehase 1 g e sh i re G 1.4 The Applicant and Team u id e d B Homes England u s w Applicant a y LLongstantonongstanton Arcadis RRamptonampton DDriftrift Lead Consultant, Landscape Architects, Transport NNorthstoweorthstowe PPhasehase 2 Consultant, Drainage Consultant

Tibbalds Planning and Urban Design Planning Consultants, Urban Designers and

Masterplanners R

F School Lane e

NNorthstoweorthstowe PPhasehase 33AA

0 5 0 1 B SSouthernouthern AAccessccess RRoadoad WWestest WWestwickestwick

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Key BBarar HHillill Application Site Boundary

Indicative boundaries of Phases 1, 2 and 3B 00mm 4400m00m 8800m00m

January 2021 d Figure 1.1: Aerial Photo showing Site Location R on yt ra y D Dr

2 Northstowe Context 2 Strategic Context

Northstowe is located within South Cambridgeshire, Facilities Cambridgeshire Guided Busway approximately 8.5km north west of Cambridge City Cambridge City Centre and Cambridge Science Park are major employment hubs Phase Centre and 7km from Cambridge Science Park. within 10km of Northstowe. Both are easily accessible to the residents of Northstowe 3B via the CGB. 2.1 Northstowe The local settlements within close proximity of Northstowe also offer the following: Phase 1 Hungtingdon - QIHMYQWM^IHQEVOIXXS[RGSQTVMWMRKE[MHIVERKISJWIVZMGIW • Phase 2 Northstowe is a new town in Cambridgeshire that is jointly promoted by Homes and community facilities including a train station. England, the Government’s housing accelerator, and Gallagher Estates (now L&Q), Oakington: Facilities and services including a TYFPMGLSYWITSWXSJ½GITVMQEV] a master developer and property investment company. Northstowe will occupy • school and a place of worship, amongst others. 490 hectares of land straddling the Longstanton and Oakington parish boundaries. Northstowe has an anticipated population of approximately 25,000 people (10,000 • Longstanton: Facilities and services including a veterinary practice, bed & breakfast, homes) and a broad range of supporting facilities and infrastructure, that will take shape supermarket, primary school and two places of worship. Phase 3A over a period of 15-20 years. It aims to achieve the highest quality of community living • Bar Hill 8IWGS)\XVEWXSVIXLEXEGXWEWXLI½VWXGLSMGIJSVXLIQENSVMX]SJ Southern Access and will contribute to the local identity of the area. The town will be delivered in three residents’ food shopping in the local area. Road West phases, with the Town Centre located within Phase 2. • Impington : Local swimming pool 2.2 Wider Context Social and Economic Context

The diverse economy of Cambridgeshire has particular strengths in sectors including Movement engineering, research and development, pharmaceutical and tourism, amongst others. Figure 2.1: The Three Phases of Northstowe

2SVXLWXS[IFIRI½XWJVSQOI]WXVEXIKMGPMROWXSRIEVF]WIXXPIQIRXWWYGLEW'EQFVMHKI The town of Northstowe is secondary to Cambridge, but it has the opportunity to and Huntingdon. Northstowe has access points from the A14 (via the Southern provide space for the supply chain, for example in the knowledge economy (B1) and WWillinghamillingham Access Road West) to the south and the B1050 to the north, with a further potential food sector, machinery supply and maintenance (B1c). southern access route that links into Dry Drayton Road via the Southern Access Road Northstowe aims to be a forward thinking, modern development which will provide East (SARE). The A14 provides a direct link to the M11 to the south, ensuring ease of WX'IRXYV][SVOWTEGI[MXLERIQTLEWMWSR¾I\MFPIQSZISRWTEGIERHLSQI movement both regionally and nationally. working. Cambridge North Train Station is the nearest major railway station to Northstowe; More detailed information on the social and economic context can be found in the located approximately 8.5km to the south east of Nortshtowe’s Town Centre, with Economic Development Strategy submitted as part of this application. onward services to London. The Cambridgeshire Guided Busway (CGB) runs along the site’s eastern boundary, ensuring that public transport is a highly accessible, easy and fast mode of transport CCambridgeambridge for the new residents. A pedestrian and cycle route runs along the CGB, providing SSciencecience ParkPark a sustainable and direct link between Cambridge City Centre, the Science Park, Cambridge North Station and Northstowe. CCambridgeambridge CCambridgeambridge NorthNorth CCityity CentreCentre TTrainrain SStationtation Local bus services are also accessible to the new residents of Northstowe, with routes running through the existing settlements of Longstanton and Oakington, which adjoin the site’s southern and western boundaries. A network of public right of way paths that run around and through Northstowe provides walking links to nearby settlements including Rampton, Longstanton and Oakington, and the wider countryside.

Figure 2.2: Strategic Location of Northstowe

12 Northstowe Phase 3A Design and Access Statement January 2021 2.3 Relevant Policy and Guidance 2.3.1 Northstowe Development Framework Document (2012) Climate (DFD) The overarching Masterplan proposals for the planning application have been M8S[EVHWPS[GEVFSR[MXLEGSQFMREXMSRSJIRIVK]IJ½GMIRXWSPYXMSRWPSGEPJSSH production, green travel, innovative technology and communications systems and waste developed in accordance with National and Local Planning policies. The design The Development Framework remains a masterplan consideration. However, it has recycling centre. proposals have evolved with input from statutory consultees and discussions with South been overtaken by changes in the way people live and work. Cambridgeshire District Council. An inclusive approach to design, planning and technical input has been adopted, including extensive public and community engagement, The Healthy New Town status has brought an emphasis on health and wellbeing, Character enabling the proposed development of the Application Site to be realised in a positive requiring a multi-layered approach to open space and sport. M4L]WMGEPIRZMVSRQIRXPMRIEVHIZIPSTQIRXVI¾IGXMRKPSGEPWIXXPIQIRXJSVQWEPSRK and sustainable way. The Town Centre Strategy developed as part of Phase 2 has shifted the emphasis of key routes with an alternating street alignment, and a strong sequence of public spaces PERHYWIWERHWM^ISJXLI8S[R'IRXVIFVMRKMRKMXMRXSPMRI[MXLXSHE]´WWLSTTMRKERH The Development Plan for the site consists of the following planning policy documents,: to aid legibility. Flexibility for change and innovation over time, inherent within the [SVOMRKTEXXIVR8LMWEPWSLEWERMR¾YIRGISR4LEWIERHXLIPSGEPWIVZMGIWTVSZMHIH South Cambridge Local Plan (‘LP’) – September 2018 development form. • within it. Nevertheless, the DFD sets out important considerations and has a role in • Northstowe Area Action Plan (‘NAAP’) – July 2007 ensuring Northstowe becomes a well integrated town. MMM:EVMIHFYMPHMRKLIMKLXWERHEVGLMXIGXYVEPZIVREGYPEVEWEHI½RMRKJIEXYVI Other material considerations that the proposals have taken into account include: The development proposals for Phase 3A incorporate the following principles set out iv. A strong landscape structure with a hierarchy of interconnected green public spaces • National Planning Policy Framework (‘NPPF’) – February 2019 in this DFD: and parks, often linked via strong linear axis, based upon the grain of the land and • Northstowe Development Framework Document (‘DFD’) - August 2012 & incorporating existing site assets and features. Exemplar Addendum Document - October 2012 Community v. Nature conservation in wildlife corridors, a network of lakes, ponds and ditches, South Cambridgeshire Supplementary Planning Documents (‘SPD’): meadows and scrub, retained landscape features, green links and linear parks to create a • M7IPJWYJ½GMIRXGSQQYRMX]6IXEMPGSQQYRMX]FYMPHMRKWIQTPS]QIRXEVIEWLIEPXLGPMRMGW mosaic of habitats and green space utilising and emphasising water features, becoming a Affordable Housing SPD sports hub and schooling within 600m walking distance and co-located for ease of • haven for wildlife and providing opportunities for natural play and informal access. • Biodiversity SOD access to services. • Development Affecting Conservation Areas SPD ii. Active and healthy living: Allotments within walking distance of homes, greenways, • District Design Guide SPD community orchards, sports hubs, trim trails and a comprehensive network of cycle and • Health Impact Assessment SPD pedestrian paths will encourage healthy lifestyles. • Landscape in New Developments SPD iii. Community cohesion with the town and local centres at key crossroads and a strong • Open Space in New Developments SPD infrastructure with the potential for co-located facilities (primary schools, a secondary school, community and sports hubs and support for community development), with Public Art SPD • opportunity for people to interact and to help integrate the community. • Trees and Development Sites SPD iv. Phasing of the development primarily from north to south to allow for a coordinated A full schedule of planning policies relevant to Phase 3A and the scheme’s response to and planned approach to construction which minimises the impact on existing each is set out in the Planning Statement submitted as part of this application. communities and new residents of the site and avoids a piecemeal development. The Design and Access Statement has taken into account policies relating to access in relevant local development documents. The relevant documents, and the sections in Connectivity which they have been addressed within this document are as follows: i. Dedicated busway as a direct link from the Cambridgeshire Guided Busway running South Cambridgeshire Local Plan (2018): Policy HQ/1: Design Principles (Section • through the middle of Northstowe enabling the site to be served by a high quality 6.4), public transport system linking Huntingdon and Cambridge. • Northstowe Area Action Plan (2007): All references to good access to services, permeable access and movement, and minimising disruption to villages, including ii. Walking, cycling and buses to be given priority on streets with pedestrians afforded the objectives set out in section D6 and policies NS/10 and NS/11. top priority. Pedestrian and cycle connections will be provided between Northstowe ERHEHNSMRMRKWIXXPIQIRXWIK3EOMRKXSR0SRKWXERXSRERHMQTVSZIHPMROWJYVXLIVE½IPH especially to Bar Hill. Commuter cycle routes and local bus routes throughout the site to provide a sustainable transport system, overlooked where possible for security. iii. Southern access roads (east and west) to provide vehicular access to the A14 at Bar Hill and Dry Drayton Road as well as from the B1050 at the northern end of the site.

Figure 2.3: Northstowe Development Framework Plan (DFD 2012)

January 2021 Northstowe Phase 3A Design and Access Statement 13 3 Health and Wellbeing 3 Health and Wellbeing

Northstowe was included in the NHS Healthy New Town These principles are: Putting Health into Place (HNT) initiative. This chapter sets out the commitments • Providing contact with nature; Introducing NHS England’s Healthy New Towns programme and principles that will that apply to Northstowe as • Promoting a positive community identity; a whole and how strategies and detailed principles • Providing access to sports; Providing inclusive design / design for all; developed for Phase 2 will shape the development • Health and wellbeing through play; proposals for Phase 3 to continue the HNT legacy. • • Promoting positive social interaction; Promoting access to healthy food; 3.1 Health and Wellbeing Commitments • • Increasing physical activity; and The ‘Healthy New Towns’ national initiative is both based on existing evidence and • Creating a low pollution environment and adapting to climate change. intended to generate new evidence about what works, why and how. Therefore, The development proposals for Phase 3A will adhere to these principles. Their detailed Northstowe is expected to explore innovative strategies and initiatives that will MQTPIQIRXEXMSR[MPPFIHI½RIHXLVSYKLPEXIVWXEKIWMRXLITPERRMRKTVSGIWWWYGLEWXLI contribute towards the health and wellbeing of its future population. Good design and Design Code(s). TPEGIQEOMRKGERLEZIEWMKRM½GERXMQTEGXSRIRGSYVEKMRKEREGXMZIERHWYWXEMREFPI lifestyle for a community, therefore this section is of particular importance to the Design 3.1.2 Northstowe Phase 2 Design Code (2017) Figure 3.1: ‘Putting Health into Place’ (NHS England) and Access Statement; ensuring that the key principles for healthy living are embedded into the design process from the outset. The Design Code for Phase 2 is an important bridge between the outline planning Northstowe’s Healthy New Town priorities are to: consent and detailed proposals for Northstowe Phase 2. It is an appropriate forum for • Deliver a healthy community through a framework of interventions which can be IQFIHHMRKTVMRGMTPIWSJLIEPXL]RIMKLFSYVLSSHW8LI½REPHSGYQIRXHIQSRWXVEXIW applied as the town develops; how these objectives can be embedded in design requirements at a strategic as well as detailed level. Some of the principles that aim to promote healthy and active lifestyles Create a healthy town through infrastructure and place shaping; and NORTHSTOWE • within the Phase 2 Design Code include: PHASE 2 Develop a new model of care for Northstowe. Healthy Living and Youth & Play Strategy • Development density and permeability: Higher densities can create active and April 2018 • The commitment to create a healthy community through infrastructure and place animated streets. A choice of attractive routes, higher densities and variation in shaping includes: character help to deliver streets and spaces that are safe and interesting to walk • The delivery of open space, landscape, and green infrastructure to create nudge along. and pull factors and maximise opportunities for positive lifestyle choices around • Spatial organisation of parks: and the provision of community allotments and obesity. orchards: 8LIFIRI½XWSJXLMWMRGPYHIGEXIVMRKJSVKIRXPISYXHSSVEGXMZMX]MRGVIEWIH • The provision to cater for all ages and abilities with a focus on dementia and older sense of community and belonging and healthy, fresh produce. people. Walking and cycling: 4VSZMWMSRSJEGLSMGISJ[EPOMRKERHG]GPIVSYXIWEXE½RI Figure 3.2: Northstowe Phase 2 Healthy Living and Youth & Play Strategy • (Approved as part of Northstowe Phase 2) grain is an important consideration in promoting healthy activities including the use Homes England are committed to ensuring that Healthy New Town principles are of bikes as an active mode of transport. applied to all aspects of Northstowe’s development. While the NHS’ programme has ended, Homes England and its partners, including South Cambridgeshire District • Accessibility of public transport: Including high quality bus connectivity throughout Council (SCDC) and Cambridgeshire County Council (CCC), have made a joint the site as well as connecting to adjacent settlements. GSQQMXQIRXXSGSRXMRYI[MXLXLITVSKVEQQIJSVXLIFIRI½XSJJYXYVIVIWMHIRXWSJ It is expected that consent for Phase 3A would be dependant upon a requirement to Northstowe. produce similar design codes. The Design Principles Document (Appendix A) provides NORTHSTOWE PHASE 2 Design Code a framework for more detailed Phase 3A coding post permission. October 2017 3.1.1 Northstowe Healthy Living and Youth & Play Strategy Approved version (2018) 3.1.3 Summary The Healthy New Town priorities and the detailed strategies developed for Phase 2 A Healthy Living and Youth & Play Strategy was approved as part of Phase 2. Within this have informed the masterplan for Phase 3A, to ensure these are embedded from the document is the Healthy Living Strategy which sets out 9 principles, which based on strategic level down to the detailed implementation. Homes England has made the WGMIRXM½GVIWIEVGLEVIGSRWMHIVIHXSFIJYRHEQIRXEPHVMZIVWMRMQTVSZMRKTL]WMGEPERH commitment to extend the principles set out in the above documents to Phase 3. mental health and wellbeing. This will provide a coherent town wide approach and ensure that all residents have the Figure 3.3: Northstowe Phase 2 Design Code (October 2017) opportunity for healthier and happier lives.

January 2021 Northstowe Phase 3A Design and Access Statement 15

4 Site and Context Appraisal 4 Site and Context Appraisal

This section sets out the social and physical context of the %XXLIXMQISJ[VMXMRKXLITVMQEV]WGLSSP4EXL½RHIV'SJ)4VMQEV]7GLSSPMWSTIR N and approximately 480 new homes within Phase 1 are occupied. CCambridgeshiream Guided Busway br VLWHWKHH[LVWLQJVLWHIHDWXUHVDQGWKHGHVLJQLQ½XHQFHV idge shi re G associated with Phase 3A. uide Employment d B 4.1.2 Phase 2 usw Land ay 4.1 Northstowe: Northstowe Phase 2 lies to the north of Phase 3A and delivers the central part of XLIHIZIPSTQIRXGSQTVMWMRKXLI8S[R'IRXVIERHMWETTVS\MQEXIP]LEMRWM^I This phase is bordered to the east by the CGB and to the west by Longstanton and Local Centre The development proposals for Phase 3A, will complete the southern neighbourhoods Phase 1 of Northstowe. As such it must be seen in context of Phase 1 and 2 of Northstowe as surrounds the existing settlement of Rampton Drift. An existing water tower is located well as the surrounding villages of Longstanton and Oakington. within this phase, which is visible from certain locations within Phase 3A. Phase 2 of Northstowe, which is currently under construction, will be a series of urban 4EXL½RHIV 8LIRI\XTEKIWMPPYWXVEXIXLIHIWMKRMR¾YIRGIWXLEXLEZIFIIRGSRWMHIVIHHYVMRKXLI Primary School masterplan development. These also formed the basis of stakeholder and community neighbourhoods of up to 3,500 homes with Town Centre facilities and schools as well engagement in the early stages of the design development. as community and sports facilities. The application for Phase 2 included: • Up to 3,500 dwellings 4.1.1 Phase 1 • 2 primary schools Phase 2 Special Educational Needs (SEN) school Northstowe Phase 1 has been promoted by Gallagher Estates (now L&Q). Planning • 1 secondary school as part of an education campus permission for this phase was granted on 22 April 2014, with the associated design • LLongstantonongstanton code approved later that year. • Town Centre, including employment uses, formal and informal recreational space and landscaped areas Phase 1 is located to the north east of Longstanton and abuts the western boundary of Figure 4.1: Composite Plan showing detailed design and illustrative layout of different parcels Eastern sports hub the Cambridgeshire Guided Busway (CGB). The main area of Phase 1 accommodating • within Phase 1 the development proposal measures 97ha, with an additional 25ha of land within • Remainder of western sports hub (to complete the provision delivered as part of XLIETTPMGEXMSRVIHPMRIPSGEXIHWSYXL[IWXSJ0SRKWXERXSREGGSQQSHEXMRK¾SSH Phase 1) attenuation ponds. • Dedicated Busway The Phase 1 proposal included: • Primary road links • Up to 1,500 dwellings, including affordable housing in a mix of tenure types; • Construction of a new highway link (Southern Access Road (West)) between the proposed new town of Northstowe and the B1050, and associated landscaping A Local Centre, including space for a community building and provision for retail • and drainage. and other appropriate uses; • A primary school; The Town Centre within Phase 2 will provide the primary focal point for the town. It is within this central core that the key services and employment provision will be located. • 5ha of employment land including a household waste recycling centre and foul water pumping station; At the time of writing, the secondary school and essential infrastructure is under • Formal and informal public open space, including a sports hub of over 6ha and construction within Phase 2, and detailed proposals have been developed for an initial approximately 23ha of additional public open space including parks/play space and parcel of 406 homes (Phase 2A). a network of footpaths and cycleways; • Water bodies of approximately 5.2ha including a water park providing a recreational, ecological and drainage resource; • 1.57ha of allotments and community orchard; • Improvements to the existing B1050; • )EVXL[SVOWERHGYXERH½PPXSIREFPIPERHVEMWMRKERHVITVS½PMRKSJXLIWMXIJSV sustainable drainage purposes.

A Design Code was produced by Gallagher Estates (now L&Q) and Homes England *MKYVI4EXL½RHIV'SJ)4VMQEV]7GLSSPSTIRIH[MXLMR4LEWIMR7ITXIQFIV in order to satisfy the requirements of the NAAP and, meet the requirements of a planning condition. This document comprises high level, town-wide design guidance as well as detailed guidance for Phase 1 only.

18 Northstowe Phase 3A Design and Access Statement January 2021 The Healthy Living, Youth and Play Strategy (2018) and Design Code (2017) described in Section 3,and the Town Centre Strategy (2019), summarised below and submitted relevant to Phase 2, have been taken into consideration in the development of the proposals for Phase 3A. Town Centre Strategy (2019) The aspiration for Northstowe Town Centre, as set out in the Town Centre Strategy prepared for Homes England by Allies and Morrison, is to: ‘provide a dynamic and innovative centre that meets the needs of residents throughout its phased delivery and long into the future, as well as serving residents in surrounding villages and attracting a diverse range of workers and visitors.’ It aims to establish the Town Centre as a destination and a hub of activity; growing and evolving as development progresses to continue to meet the wide ranging needs of new residents, workers and visitors. The Town Centre Strategy sets out the changing Figure 4.3: CGI of Phase 2 Town Centre (Allies and Morrison) roles of Town Centres, as they transform into social destinations for experiences and interaction due to the rise in online shopping. The range of services and facilities available will be complementary to Cambridge and provide a differentiated offer which isn’t available in the wider context; meeting the needs of the Northstowe residents as N well as drawing on a wider context through the distinctive retail provision. CCambridgeshire Guided Busway a Phase 1 m In addition to retail provision, Northstowe Town Centre will comprise a spectrum of b r id employment spaces. It will be a place to have ideas, start and grow a business, with a g e s h wide range of working environments provided to encourage a range of business types ir e G ERHWM^IW2I[WTEGIW[MPPGSQTPIQIRXXLIWGMXIGLTVSZMWMSRMRXLIVIKMSRERHTVSZMHI u id e spaces for creative endeavour, with the intention being to develop a strong relationship d B u between the Education Campus in Phase 2 and the businesses within the town. s w Education Campus a y The Market Hall and Civic Hub typologies are key components of the Town Centre, providing a mix of uses in one location including employment space, retail, leisure, community and cultural. Rampton Phase 3A has been carefully designed to ensure its service and employment provision Drift does not compete with that of the Town Centre, instead complementing and Sports Hub supporting the Phase 2 provision. Primary road Northstowe connection to Town Centre Phase 3A (Phase 2) Existing street layout retained

Phase 2 waterpark

Primary road Phase 3A connection to Longstanton Phase 3A Southern Busway Greenway

0500100 m

Figure 4.4 Phase 2 Urban Design Framework (extract from Design Code 2017)

January 2021 Northstowe Phase 3A Design and Access Statement 19 N HHigh Street ig h RRamptonampton DDriftrift S tr e e t

Phase 2 LLongstantonongstanton

CCambridgeshire Guided Busway

i 4.1.3 Phase 3 d

Phase 3 is comprised of Phases 3A and 3B, which are located at the south and north of e

Northstowe respectively. Together, Phases 3A and 3B will deliver the remaining balance u

d of homes (up to 5,000: 4,000 in Phase 3A and 1,000 in Phase 3B) and complete the e d

town. Phase 3B will be covered by a separate outline planning application. u

SSt Michaels a t y M ic 4.2 Phase 3A Site Location h a e ls The Phase 3A Application Site Boundary covers an area of approximately 210ha (including the Southern Access Road East); the Application Site Boundary for this phase is shown on Figure 4.5. The key points regarding the location of Phase 3A in relation to Northstowe and the wider context are listed below.: Phase 3A • Phase 3A is located between the southern settlement edge of Longstanton and to the north of Oakington. It adjoins Phase 2 along part of its northern boundary and will provide the gateway to Northstowe from the south. • The Southern Access Road West (SARW), approved as part of Phase 2 and currently under construction, provides access to the town from the B1050 and A14 and the primary vehicular access to Northstowe. • The Southern Access Road East (SARE), which forms part of this application, will provide potential access to Northstowe from Dry Drayton Road to the south. d oa n R The CGB borders Phase 3A to the east. A dedicated bus route will run through tio • SStationta Road Phase 3A, into the Town Centre and onwards to Longstanton Park and Ride, where it will rejoin the main CGB route. This route has been approved as part of Phase 2 planning application. • The distinctive Cambridgeshire fen landscape pattern is apparent on the opposite side of the CGB to Phase 3A. • Longstanton Road, which runs along the south western boundary of the main WMXIEVIELEWFIIRGPSWIHXSZILMGYPEVXVEJ½GERH[MPPFIMRGSVTSVEXIHMRXLIJSVQ of a combined walking, cycling and bridleway in the proposals. This Public Right SJ;E]EPWSJSVQWTEVXSJ4EXL½RHIV0SRK(MWXERGI;EPO EGMVGYPEVVSYXIXLEX [EWSVMKMREPP]IWXEFPMWLIHXSPMROXLILMWXSVMG6%*4EXL½RHIV7XEXMSRWMRGPYHMRK OOakingtonakington Oakington, Wyton, Graveley and Warboys.

Application Site Boundary

d oa R Alignment of Busway (Approved as part of Phase 2) on yt ra D ry DDry Drayton Road CCambridge Road Link road to Southern Access Road West (Approved am b ri as part of Phase 2) dg e Ro ad Indicative alignment of Southern Access Road West 0m 200m 400m (Approved as part of Phase 2) Figure 4.5: Phase 3A Site Location Plan.

20 Northstowe Phase 3A Design and Access Statement January 2021 4.3 Existing Site Features

An overview of the existing site features is set out in this section. For more information about the existing landscape character and site features please refer to the Landscape Strategy submitted as part of this application. 8LII\MWXMRKWMXIEX4LEWI%MW¾EX[MXLJI[FYMPXWXVYGXYVIWFYXMRGPYHIWERYQFIV SJJIEXYVIWXLEXLEMPJVSQXLIXMQISJXLI6%*´WYWISJXLIWMXIEWEREMV½IPHERH subsequent use by the army. These features include: • Four cantilevered, Grade II Listed pillboxes and further unlisted pillboxes are located within the Application Site. Many of these are overgrown and only partially visible; • A number of existing tree belts, predominantly located in the southern part of the site and along the sites south eastern boundary where it adjoins the existing settlements of Longstanton and Oakington. • A large lake (‘The Military Lake’), which is located within the southern part of the site. The lake has a central island which comprises thick vegetation. • A partial runway which runs north east to south west through the centre of the site. 8LIJSVQIVEMV½IPHVSEH[LMGLVYRWWSYXL[IWXRSVXLIEWXXLVSYKLXLIWMXI8LI • *MKYVI8LI1MPMXEV]0EOI[MXLMRXLIWSYXL[IWXIVRTEVXSJXLIWMXIMWEYRMUYIERHHI½RMRK Figure 4.8: This photo shows one of the Oakington pillboxes found within Northstowe. These alignment of this road is shown on Figure 4.21. feature of the site that will be integrated into the proposals. are to be retained within the Phase 3A proposals. There are also a number of existing trees across the site of varying species, these are particularly concentrated within the south eastern part of the site as can be seen on Figure 4.5. Within the western part of the site there is a section of historic Ridge and Furrow landscape, which forms part of the Longstanton Conservation Area. The following sections describe how the existing context of the site, including the I\MWXMRKWMXIJIEXYVIWWIXSYXLIVIGERFIHVE[RMRXSEWIXSJHIWMKRMR¾YIRGIW

Figure 4.7: There are a number of tree belts within the site that hail from its use as an RAF base.

January 2021 Northstowe Phase 3A Design and Access Statement 21 N

Future northern extension of Northstowe (Phase 3B)

C am PPhasehase 1 b r 1SZIQIRX(IWMKR-R¾YIRGIW id g e sh ir e The existing movement network within and surrounding the site has been analysed G u to ensure the structure of movement within the masterplan is well connected to its id e d immediate and wider context. For a more extensive explanation of the movement B u s analysis please refer to the Transport Assessment submitted as part of this Planning w a y %TTPMGEXMSR8LIOI]STTSVXYRMXMIWMHIRXM½IHEVI Longstanton • To link into the surrounding context and reinstate those Rights of Way that had FIIRWIZIVIHEWEVIWYPXSJXLI6%*EMV½IPH • Northstowe Phases 1 and 2 have established a network of strategic and local cycle

VSYXIW8LITVMRGMTPIWERHVSYXIWIWXEFPMWLIHMRXLIIEVPMIVTLEWIWLEZIMR¾YIRGIH PPhasehase 2

the masterplan for Phase 3A to create a well connected network of cycling routes, R

greenways and streets that encouraging walking and cycling. r

The Southern Access Road West has been given detailed planning approval as e

• m

part of Phase 2 and is currently under construction. This road, together with the o H potential Southern Access Road East will provide the main access to Phase 3A. School Lane • The opportunity exists to create a well connected street network that ties into earlier phases, the wider road network and creates a clear hierarchy of streets. • The alignment of the busway through Phase 3A has already been established as PPhasehase 3A3A part of Phase 2. This will provide a central dedicated public transport corridor. There is the opportunity to create a wider network of streets suitable to 0 5 accommodate local bus routes and create a new route to extend an existing local 0 1 bus route from Oakington into Northstowe. B

4EXL½RHIV0SRK Distance Walking Route

Application Site Boundary PRoW - Existing Footpath* Southern Access Road West Phase 1 layout (indicative) Mixed pedestrian/ cycle route Indicative access Phase 2 layout (indicative) Main road from Southern access road east Cambridge Guided Busway Services Potential vehicular/pedestrian/ cycle access point Indicative alignment A, B, C and N of Southern Access

Road East Oakington Existing local bus route: CITI 5

Existing local bus route: CITI 6 Categories of users on C am existing routes b ri dg d e R PRoW - Existing Bridleway* R d on yt ra D Proposed mixed pedstrian/ ry D cycle route

*MKYVI1SZIQIRX(IWMKR-R¾YIRGIW4PER *PRoW: Public Right of Way

0m 400m 800m 22 Northstowe Phase 3A Design and Access Statement (5 mins walk) (10 mins walk) Future northern N extension of The Busway Longstanton Park Northstowe & Ride (Phase 3B)

Local Centre Phase 1

C am b r id Primary g e *EGMPMXMIW(IWMKR-R¾YIRGIW School sh ir e G u 'EQFVMHKIMWEVIKMSREPGMX]SJKVIEXMR¾YIRGI-XMWPSGEXIHGPSWIXS2SXLWXS[IERHMW id e d connected by the CGB. There are a number of Science Parks in the wider sub-region, B u s including Cambridge Science Park, Cambridge Research Park, Cambridge Innovation Western w Longstanton Primary, Secondary, Sixth a Sports y Park, Alconbury Enterprise Park and Cambridge BioMedical Centre at Addenbrookes Form and Special Needs Area which is a major national facility and has direct CGB links from Northstowe. A number School of these are currently being built out to meet the needs of the future residents of the area. More locally, the surrounding villages of Longstanton, Oakington, Cottenham, Primary Eastern Willingham, Over and Swavesey are key locations in serving the needs of the local School Sports residents. Northstowe Hub Northstowe Town Centre’s vision is to complement the employment provision within Town Centre PPhasehase 2 the area, and identify gaps in the market in terms of facility and service provision. A wide range of employment, leisure and commercial services and facilities will be

provided within this phase of the town, which will complement those provided within d R

Longstanton and Oakington and be easily accessible both within Northstowe and m

a within the wider context. F

m hool Lane Northstowe Phase 2, including the Town Centre, will provide a primary school, o Sc H secondary school, special educational needs school, sports hub, health hub and a wealth of employment and retail provision, amongst others. Longstanton and Oakington are important considerations for Phase 3A. Northstowe Phase 3A has the opportunity to re-establish a link between the two settlements and aims to improve connectivity between the new town and the existing settlements. Between the two villages they offer a doctor’s surgery, a medical practice, two public houses, a bar, places of worship, two bed and breakfasts, two primary schools, a PPhasehase 33AA veterinary practice, and a garden centre and a cafe amongst many other services. Phase 3A takes into consideration the movement structure to and from the existing settlements and their service provisions and aims to complement instead of compete with the existing provision. 0 Westwick 5 0 1 B

Application Site LEAP Boundary NEAP Phase 1 layout (indicative) To Cambridge Phase 2 layout Science Park (indicative) and City Centre Place of Worship

School Oakington C of E Primary School Local settlement ‘centres’ Oakington

4SWXSJ½GI

*MKYVI*EGMPMXMIW(IWMKR-R¾YIRGIW4PER A 0m 400m 800m 14 January 2021 23 d (5 mins walk) (10 mins walk) n R to ray y D Dr 0ERHWGETIERH)RZMVSRQIRX(IWMKR-R¾YIRGIW

Landscape Character

Northstowe has a rich and complex landscape history, evolving through natural processes and human interactions, from its ancient origins. Throughout history it has WMKRM½GERXP]GLERKIH XLI2SVXLWXS[IHIZIPSTQIRXTVIWIRXWERSTTSVXYRMX]JSVXLI next layer in its landscape evolution. For more information on the landscape character of Northstowe and the surrounding context, please refer to the Landscape Strategy Figure 4.11: The Fens National Character Area (NCA) is a large, low-lying landscape with a high submitted as part of this application. number of drainage ditches, rivers and dykes The existing landscape features of Northstowe form the base layer of Green -RJVEWXVYGXYVI;SSHPERHLIHKIVS[WHIPMRIEXMRKEKVMGYPXYVEP½IPHWERH½IPHTSRHWEPP form part of the existing mosaic of landscape typologies and biodiversity habitats in the surrounding area. The key components of the existing landscape character are: Figure 4.14: Existing vegetation and Figure 4.15: Existing tree belts will be watercourses will be retained where possible retained and enhanced as part of the green • The predominant historic character of land adjoining Longstanton comprises a infrastructure strategy, where possible series of paddocks with hedgerows and small copses. • 8LI'SRWIVZEXMSR%VIEEX7X1MGLEIP´WMRGPYHIW½IPHWERHTEHHSGOWEHNSMRMRKXLI village and is bound by the tree lined bridleway of Long Lane which lies further than 200m from the village framework. Historically this is an important area and MRGPYHIW½IPHW[LMGLWXMPPHIQSRWXVEXIVIQRERXWSJXLIIEVP]VMHKIERHJYVVS[½IPH system. Long Lane is a long established right of way and its sylvan character is a key part of the setting of Longstanton and is to be retained and enhanced as part of *MKYVI8LI*IRW2'%MWGLEVEGXIVMWIHF]¾EXSTIRPERHWGETIW[MXLI\XIRWMZIZMI[W the masterplan proposals for Phase 3A. The site itself shares many of the characteristics of the wider Fen landscape character. ,S[IZIVMXWJSVQIVYWIEW6%*%MV½IPHERHXLIREVQ]FEVVEGOWLEZIEHHIHPERHWGETI features, such as: • Open area of grassland with scattered groups of mature oak trees and blocks of evergreen and deciduous tree plantations and tree belts; and • 4PERXEXMSRWERHXVIIFIPXWWXVEXIKMGEPP]PSGEXIHGPSWIXSXLIFSYRHEVMIWERH½PXIV views to the neighbouring villages of Longstanton and Oakington. *YVXLIVMRJSVQEXMSRSRXLIHIWMKRMR¾YIRGIWEJJSVHIHF]XLIWMXI´WLMWXSV]MWWIXSYXMR Section 4.7 - Heritage.

Figure 4.13: Aerial photo of the River Ouse and the surrounding fen landscape pattern. Figure 4.16: The Military Lake within Phase 3A will be retained

24 Northstowe Phase 3A Design and Access Statement January 2021 N

Future northern extension of Northstowe (Phase 3B)

S 8LI0ERHWGETIERH)RZMVSRQIRXSTTSVXYRMXMIWERHMR¾YIRGIWLEZIFIIRMHIRXM½IH tr at eg as part of the site analysis. For further explanation please refer to the Environmental ic la Impact Assessment and Landscape Strategy documents submitted as part of this nd PPhasehase 1 sc ap 4PERRMRK%TTPMGEXMSR8LIQEMRMR¾YIRGIWEVI e c o r 7YVZI]WLEZIMHIRXM½IHEVERKISJGSRWMHIVEXMSRWMRVIPEXMSRXSTVSXIGXIHWTIGMIW r • id o r including badgers, bats, great crested newts, toads, reptiles, hares and breeding FMVHW8LIMVLEFMXEXWLEZIMR¾YIRGIHXLIQEWXIVTPERPE]SYXERHQMXMKEXMSRWXVEXIKMIW Longstanton Most of these are located in and near the existing woodland planting on the eastern and southern boundaries. • There is the opportunity to retain and integrate as much of the existing vegetation, into the masterplan as possible. This includes existing hedgerows, woodland blocks, Ridge and Furrow landscape, individual trees and scrub, which are important ecological and landscape features PPhasehase 2 • Opportunity to integrate the existing Pillboxes into the network of green infrastructure. SuDS features provided within

• To enable the landscape to provide an environment suitable for the mitigation of Phase 2 d

EHZIVWI[MPHPMJIMQTEGXWERHXSQE\MQMWIFIRI½XWXS[MPHPMJIMRGPYHMRKTPERXW R

The existing Military Lake will be retained as part of the proposals. It provides an a

• F e

important habitat for bats and toads as well as an attractive landscape feature. e

m o School Lan • The opportunity exists to create Strategic Green Infrastructure corridors on site; H providing walking and cycling links to the wider landscape context. 1 PPhasehase 33AA • 3TTSVXYRMXMIWXSVIHYGII\MWXMRK¾SSHVMWOEPSRK0SRKWXERXSR6SEHERH 1 Oakington.

0 5 0 1 B Potential locations for Application Site Boundary 1 Sustainable Urban Drainage (SuDS) features Phase 1 layout (indicative) Wind direction 1 Phase 2 layout (indicative) Toad migration Deciduous woodland and other clusters of trees -RHMGEXMZIHMVIGXMSRSJ[EXIV¾S[ Bat commuting and foraging Strategic landscape corridors potential very high Solar path Lake / pond

A Existing surface water 1 Oakington drainage corridor 4 C *MKYVI0ERHWGETIERH)RZMVSRQIRX(IWMKR-R¾YIRGIW4PER am b ri 0m 400m 800m d dg n R e R to d ray (5 mins walk) (10 mins walk) y D January 2021 Dr 25 Northstowe through the ages ,IVMXEKI(IWMKR-R¾YIRGIW Human Intervention (*based on wider fenland history)

The long and varied history of Northstowe as a whole, Paleolithic Hunter gathering* DQG3KDVH$VSHFL¼FDOO\KDVLQIRUPHGDQGVKDSHGWKH GHYHORSPHQWSURFHVVZLWKWKHPDVWHUSODQUH½HFWLQJD Neolithic number of the historical LQ½XHQFHV across the site. Primitive farming*

The heritage of Northstowe and the wider context has been mapped and analysed to ensure that development maximises the opportunities that this historical context Bronze/Iron Age Engineered farming (ditched fields)* provides. The adjacent diagram shows an approximate time-line of the historic uses of Phase 3A, with the RAF occupation of the site leaving the biggest mark on the site as it %TSXIRXMEP&VSR^I%KIVMXYEPQSRYQIRXERH-VSR%KIWMXIW[IVIMHIRXM½IH[MXLMRTLEWI-VSR%KIIRGPSWYVIW[LMGL stands today. GSQTVMWIHMRXIVGSRRIGXIHGMVGYPEVERHWYFGMVGYPEVIRGPSWYVIW[IVIVIGSVHIH[MXLMRXLIGIRXVISJXLIEMV½IPH Roman Market trading and road building The extensive archaeological work that has taken place so far on Northstowe Phase 2 has focused on the detailed excavation of a large Roman settlement. This overlies older Iron Age settlement and has Saxon activity around the edge. There is evidence of buildings, wells, rubbish pits, ditches, cemeteries, metal working, textile production and a pottery kiln within the settlement area. Medieval Period (1066-1540) The Historic Environment Record (HER) reports two non-designated heritage assets of Early Medieval date within the proposed development. The Domesday Book (1086-7) suggests that the land around Oakington and Longstanton consisted of arable and meadow land. 1630’s - 1820’s Attempts to drain the fenlands*

1820’s - 1930’s Figure 4.19: Extensive archaeological work has taken place Successful drainage allowing extensive arable cultivation at Northstowe Phase 2 1930’s - 2010 RAF Oakington and Home Office Occupation Oakington was established in the late 1930’s during the expansion period of the RAF. Construction of three concrete runways began in 1941 and they were in use F]-RXLIEMV½IPHFIGEQIEXVEMRMRKWGLSSPERHXLI6%*¾]MRKGIEWIH at the site by the end of 1974. In 1979 the station became an army base and became home to 657 Squadron. It came to be known as Oakington Barracks and the personnel lived in the RAF houses in Longstanton. Most of the runways were removed apart from a short stretch which was used by light army aircraft. In 1991 the site was relinquished by the Ministry of Defence and it came into use as ERMQQMKVEXMSRGIRXVIF]XLI,SQI3J½GI8LIMQQMKVEXMSRGIRXVIGPSWIHMR

*MKYVI3EOMRKXSREMV½IPH Figure 4.20: 7 squadron at RAF Oakington

26 Northstowe Phase 3A Design and Access Statement January 2021 N

Future northern extension of Northstowe (Phase 3B)

C am b r id g *VSQXLIEREP]WMWSJXLILMWXSV]SJXLIWMXIEWIXSJHIWMKRMR¾YIRGIWLEZIFIIR e PPhasehase 1 sh ir mapped out on Figure 4.21. e G u id 8LIOI]STTSVXYRMXMIWMHIRXM½IHEVI e d B Provision of green links between the Conservation Areas of Longstanton, u • s w a Oakington and Westwick to respect their individual characters and setting. y • 3TTSVXYRMX]XSVI¾IGXXLIEPMKRQIRXSJXLIJSVQIVVYR[E]WEWTEVXSJXLI masterplan. • 6I¾IGXMSRSJXLIGYPXYVEPLIVMXEKIMRGPYHMRKQMPMXEV]PIKEG]EW[IPPEWLMWXSVMGPERIW ERH½IPHTEXXIVRWXLEXI\MWXIHFIJSVIXLI6%*EMV½IPH PPhasehase 2 • Historic routes which will been reinstated as part of the proposed movement network. Inclusion of historic interpretation and heritage trail. • Retention and appropriate management of Paddocks Ridge and Furrow. AAllll SSaintsaints CChurchhurch • Retention of the existing Listed pillboxes and potential retention of the unlisted * LLongstantonongstanton WWaterater ttowerower

pillboxes on site, creating an opportunity to be integrated into the wider landscape d CConservationonservation R AArearea strategy. m r a *

• Local landmarks, such as the water tower in Phase 2 and church spires in e m Oakington and Longstanton have been considered. Due to the dense tree belt o School Lane H surrounding the site, the latter are not visible from within the site. At the detailed design stage it is envisaged that other historical features will inform, for SStt MMichael’sichael’s PPhasehase 33AA example, street names and interactive historical trails through the site. CChurchhurch * For more detailed information on the heritage of the site please refer to the Environmental Statement Volume 1, Chapter 9: Cultural Heritage. Opportunity to create landscape buffer to 0 existing settlement and 5 0 1 Conservation Area B

Existing Military Lake

WWestwickestwick CConservationonservation Application Site Historic Church AArearea Boundary * Phase 1 layout Visually prominent (indicative) edge SStt AAndrewsndrews CChurchhurch * Phase 2 layout Landscape buffer (indicative) Opportunity to create *SVQIV%MV½IPH OOakingtonakington landscape buffer to runways CConservationonservation AArearea Conservation area Oakington and existing Remaining section of Conservation Areas Other /unlisted pillbox %MV½IPHVYR[E] Existing water tower Listed pillbox * -Phase 2 Listed buildings Former alignment of Mill Road %MV½IPHVSEH 0m 400m 800m

*MKYVI,IVMXEKI(IWMKR-R¾YIRGIW4PER (5 mins walk) (10 mins walk) d R on yt January 2021 ra Northstowe Phase 3A Design and Access Statement 27 D ry D 4.8 3TTSVXYRMXMIWERH-R¾YIRGIW'LEVEGXIV Landscape and drainage Materials Use of open swales and water overlooked by development; The vision for Northstowe is to create a new town with a distinctive identity, that • draws on aspects of the local traditional characteristics. Therefore, an understanding of • Hedgerows, woodland or tree belts at settlement edges. its context in wider Cambridgeshire is essential. • Village greens; and 3RXLIRI\XJI[TEKIW[ILEZIHVE[RSYXXLIOI]GLEVEGXIVMWXMGWXLEXLEZIMR¾YIRGIH • Orchards and hedgerows paddocks. XLIQEWXIVTPERERHHIZIPSTQIRXJSVQ8LIWIGSRXEMRMR¾YIRGIWJVSQ • Policy: Northstowe Development Framework Document (2012); 4.8.2 Cambridge Architectural Character Analysis of Cambridgeshire architecture; and • In its contextual analysis, the DFD says relatively little about building form and materials • 0SGEPMR¾YIRGIW - it is focused more on the structuring elements described above. Vernacular forms It must be noted that this DAS supports an outline planning application and therefore, and materials are described in depth in the Council’s District Design Guide SPD. The the level of detail of the development proposals remains at a high level. Future planning QEWXIVTPERERHTVSTSWIHHIZIPSTQIRXJSVQLEWFIIRMR¾YIRGIHF]WMXIZMWMXWSJ stages, such as the design code(s) and Reserved Matter Application(s) will provide Huntingdon, Peterborough, Ely, St Ives and more recent developments in Cambridge further detail on how individual buildings and architecture will relate and respond to (Abode, Accordia, Eddington, Trumpington Meadows and Addenbrooke/Ninewells) local characteristics. to develop a greater understanding of how regional forms and materials could be Figure 4.22: Consistent brick used for boundary Figure 4.23: Materials vary in MRXIVTVIXIHMREGSRXIQTSVEV][E]EX2SVXLWXS[I8LMW[SVOLEWMR¾YIRGIHXLI4LEWI walls and buildings create a coherent townscape Huntingdon Town Centre, but the in Addenbrooke/Ninewells. variety is controlled by being within 4.8.1 Northstowe DFD (2012) (IWMKR'SHIERHMWIRZMWEKIHXSMR¾YIRGIXLIHIXEMPIHTVSTSWEPWJSV4LEWI%8LI a limited palette of brick types and following pages illustrate the key principles, grouped around the following themes: render, and varying only building-by- building, not within each building. The DFD includes a contextual study of Cambridgeshire settlements within proximity • LS[FYMPHMRKWHI½RIWXVIIXWERHWTEGIW SJ2SVXLWXS[IXLEXEVIMR¾YIRXMEPMRHIXIVQMRMRKOI]EWTIGXWSJXLIXS[R´WGLEVEGXIV • FYMPXJSVQVSS¾MRIW layout and structure. These are: • built form: rhythm and proportion; and • materials. Overall structure • Urban form with a dense core set around a grid street pattern; • Based on a linear form; • 'PIEVP]HI½RIHETTVSEGLIWERHKEXI[E]W[MXLQEVOIVFYMPHMRKW ERH • Connected greens and spaces. Vernacular • Cambridge stock brick of buff colour or yellow Gault clay bricks, pastel and white render; • Plain grey roof tiles; turned gables; • :EVMIHFYMPHMRKLIMKLXWERHTPSX[MHXLMRWTIGM½GPSGEXMSRW ERH • Contemporary civic buildings. Density and uses • Mixed use located along Town Centre approaches; • Mixed use commercial focus within Town Centre; and • Continuous frontages along Town Centre approaches.

28 Northstowe Phase 3A Design and Access Statement January 2021 Materials (I½RMRK7XVIIXWERH7TEGIW

Figure 4.27: This street in Ely is typical of the way that strong linear Figure 4.28: Ely: different materials and built form but Figure 4.29: Contemporary forms in Eddington, Cambridge FYMPHMRKJSVQWHI½RIERHIRGPSWIXLIWXVIIX8LIWIXFEGOZEVMIWFYX the consistent building line within blocks strongly achieve a similarly strong enclosure of the street and a it is consistent within each building block. HI½RIWXLIVMZIVJVSRXWXVIIX consistent approach within the building block.

Figure 4.24: :EVMEXMSRMRQEXIVMEPMRXLMWWXVIIXMR+VIEX/RIMKLXSRMWYRMJMIHF]XLI symmetrical buildings form, creating a high quality appearance.

Figure 4.30: 7XVSRKHI½RMXMSRSJ8S[R'IRXVIWXVIIXWMR4IXIVFSVSYKL PIJX ERH Figure 4.31: 1SVIWYFXPIGLERKIWHMWXMRKYMWLXLIWIX[SWXVIIXWMR+VIEX/RIMKLXSR'EQFVMHKI8LI Huntingdon (right) but there is no doubt which is the main street.. The greater width VIKYPEVFYMPHMRKPMRIGSRWMWXIRXWXVIIX[MHXLERHHI½RIHOIVFWSRXLIPIJXKMZIXLIWXVIIXEQSVI of the street and scale of the buildings on the left gives it a much greater sense of formal look and feel than the shared surface, varying width and irregular building line of the street on importance than the lane on the right. the right. Although subtle, the differences make the hierarchy clear.

Figure 4.25: Consistent use of a single brick Figure 4.26: Variation in material which type in Ely brings together these varied respects the same colour palette in building forms. Eddington unifies the street and ensures it is seen as a cohesive whole.

January 2021 Northstowe Phase 3A Design and Access Statement 29 Built Form: Rhythm and Proportion &YMPX*SVQ6SS¾MRIW

Figure 4.32: Although the building scales and materials vary, Figure 4.33: Strong vertical Figure 4.39: Strong, simple roof forms come Figure 4.34: The block varies in height and building line, but there is a the proportions in St Ives Town Centre are similar with a rhythm and consistent window together to create a contemporary built consistent approach to window proportions in Eddington. strong vertical rhythm and window proportions consistent proportions in Huntingdon. form in Eddington. across building types. Figure 4.38: The bringing together of a series of simple roof forms creates a rich townscape in Peterborough. Built forms do not need to be complex to be interesting - it is the way that simple forms come together that creates richness

Figure 4.40: Strong, simple roof forms create a solid, Figure 4.41: The simplicity of form gives a Figure 4.35: Away from the Figure 4.36: Informal buildings on the edge of Ely Town Figure 4.37: Trumpington Meadows: the distinctive building rhythm homely character to these homes in Ely. similar feeling of solidity. The quality of the Huntingdon Town Centre, buildings Centre have varied window proportions that make allows for a simple approach to elevations. materials and detailing ensure the built become more informal with the building group appear complex. This complexity form doesn’t appear too simple. varied proportions and sometimes is ‘calmed down’ by the consistency of degree of roof LSVM^SRXEP[MRHS[TVSTSVXMSRW pitch pitched roofs and building line

30 Northstowe Phase 3A Design and Access Statement January 2021 4.8.3 Local Context Figure 4.42: Examples of local vernacular in Oakington and Westwick: Longstanton

This section analysis the immediate context of Phase 3A, which for the purpose of this Historic village stretching along the western side of Northstowe. Longstanton is a linear DAS comprises Longstanton, Oakington,Westwick, the newly built homes in Phase 1 as village that has expanded from the High Street, with the Conservation area formed well as the character and design principles established for Phase 2. around the two churches of All Saints and St Michael’s Church and the historic core of Phase 2 and 3, promoted by Homes England aim to deliver a step change in design the village lying in the south adjacent to Phase 3A. A range of buildings from different quality. The commitment to delivering design quality has been set out in the Design periods characterise this village, including the two churches, historic cottages and a Code for Phase 2 and is envisaged to be taken forward in Phase 3. recent development in the north, adjacent to Phase 3B. The recent developments are typically suburban in character, formed of two storey brick buildings which are set back ³0IWWSRWPIEVRIH´[SVOWLSTW[MXLMRXLIXIEQERHEPWS[MXL7'('SJ½GIVWLEZILIPTIH from the main road. This, as was found in Oakington, contrasts with the more historic to inform character and design approach for Phase 3A. buildings in the village which site much closer to the pavement edge and incorporate more permeable boundary treatments, as seen on the images below. Red and buff Oakington and Westwick brick, rendering and pitched tiled roofs are all prevalent throughout Longstanton. Agricultural brick built cottages in Westwick Oakington is a historic village, comprising a number of local facilities as set out in Section 4.5. The Church of St Andrew is a Grade II* Listed local landmark. Figure 4.43: Examples of local vernacular in Longstanton. The historic dwellings within Oakington typically fall into two categories. The earlier buildings (15th to 18th Century) are generally characterised by rendering and a thatched roof (although some of these have now been replaced with tiling). The slightly later buildings (19th Century) are typically constructed using bricks and slate roofs. These buildings are often clustered and sit at the back of the pavement, or occasionally with a small set back. This gives a distinctive, tight and active frontage that forms a strong relationship with the street. -R½PPHIZIPSTQIRXQEMRP]MRXLIPEXIXL'IRXYV]LEWSGGYVVIHFIX[IIRXLILMWXSVMG buildings in the village. The architectural style of these neighbourhoods is somewhat eclectic, with a range of brick, rendering, cladding and pitched and mansard roofs Two storey dwellings set back from the pavement edge characterise much of Longstanton. present. The set back of the majority of these buildings behind large grass verges or front gardens is a characteristic that differentiates them from the more historic core. The hamlet of Westwick is part of the Oakington and Westwick Parish. It is situated The more historic buildings in Oakington have a minimal set back from east of the Guided Busway and separated from Phase 3A by a dense tree belt. A row the back edge of the pavement and have a strong relationship with the SJIMKLXEKVMGYPXYVEP[SVOIVWGSXXEKIWJSVQEHI½RMRKTEVXSJ;IWX[MGO´WGLEVEGXIV WXVIIX8LI3PH4SWX3J½GIMWWLS[RLIVI PIJX %WWIIRMRXLMWTLSXS overlooking Oakington Road, as shown in Figure 4.42. These cottages are built ERHXLITLSXSFIPS[PS[JIRGIW[EPPWSVZIKIXEXMSREVIYWIHXSHI½RI from brick with slate roofs and have a minimal set back from the pavement edge, a property boundaries, which maintains the active edge at ground level. characteristic style also found within the historic parts of Oakington, as mentioned previously.

The more historic buildings within the village St Michael’s Church, a distinctive thatched have a stronger relationship with the street church in Longstanton afforded by their minimal set back and visually Characteristic historic buildings along Oakington High Street with the permeable boundary treatments. Church of St Andrew visible in the background.

January 2021 Northstowe Phase 3A Design and Access Statement 31 Northstowe Phase 1

The town-wide structure for Northstowe is set out in the DFD and has been further A new residential neighbourhood with a range of houses of contemporary and developed as part of the Design Codes for Phases 1 and 2. In order to create a town traditional character. Phase 1 provides a variety of different house types and a Primary that feels coherent and has a strong identity the following overarching requirements School, and it has established the beginnings of a ‘town’ character with appropriate and principles have been developed. building scales and character. A Local Centre is also planned. Landscape and open space: A number of lessons have been learnt from the build out of Phase 1 which can be carried forwards in Phase 2 and 3, including the need to ensure that the phasing of the Landscape and open space is an essential part of the vision for Northstowe. Town-wide build out delivers public open spaces that are accessible by the new residents as they requirements include: move in. • Create a series of public open spaces for all ages and abilities; • Use of native species; Phase 2 • -RXIKVEXI¾SSHQMXMKEXMSREWHIWMKRJIEXYVIWGVIEXMRKPSGEPP]HMWXMRGXWTEGIW ERH Phase 2 of Northstowe contains the Town Centre and higher density development than Provide natural areas of play. • in Phases 1 and 3. Urban Form: The Phase 2 Design Code (2017) sets out the vision for this part of the town in Figure 4.44: Northstowe Phase 1. The objectives are to create an adaptable urban form that stands the test of time, is terms of character. The following principles are set out to guide how Phase 2 is bought rich in character, locally distinctive and legible and memorable. Town-wide requirements forward: include: • The architecture will be contemporary and of urban character. • Create a walkable grid of streets to encourage ease of use for pedestrian and • Phase 2 will be of higher density than other large developments in South cyclists; Cambridgeshire, such as Cambourne or Northstowe Phase 1. It will comprise a • Allow a variety of architectural approaches within the Town Centre and provide LMKLTIVGIRXEKISJXIVVEGIWYVFERLSYWMRKERH¾EXXIHHIZIPSTQIRX active edges to the main spaces and High Street; and • The development character will vary across Phase 2 with distinct differences to • Provide a linear route through the town, connecting the Town Centre, local centres aid legibility. The Town Centre will be the most urban in character with mixed-use and important open spaces. FPSGOWSJEVSYRH½ZIWXSVI]W6IWMHIRXMEPEVIEWWYVVSYRHMRKXLI8S[R'IRXVI[MPP be more intimate with buildings of mostly 3 storeys and focussed on creating a Movement: The dedicated busway provides the central spine through the town. While high quality living environment. buildings change throughout the lifetime of a town, streets generally remain. Therefore, it is important to design a network that is robust and can accommodate future changes. • Medium to high-density housing will be combined with high quality open spaces 8LMWETTPMIWMRTEVXMGYPEVXSXLIFYW[E][LMGLQYWXFIHIWMKRIHXSEPPS[¾I\MFMPMX]MRMXW that are located within short walking distances from all homes. use and the transport modes it can accommodate. Town-wide requirements include: Local tradition will inform the overall structure, scale and order of buildings as • Figure 4.45: Phase 2 Town Centre Visualisation (Allies and Morrison) • Give priority to pedestrians and cyclists, by creating a connected network of legible well as the use of materials, ensuring that Northstowe will be based on the local streets that provide a safe cycle and pedestrian environment; context and vernacular architecture. • Use of tree planting to soften the street scene; • Streets and spaces will be social areas that encourage community interaction and avoid segregation of the elderly and less able. • 'VIEXIEGPIEVP]HI½RIHWXVIIXLMIVEVGL] ERH • Include streets that are paved and promote the use of shared surface areas. Phase 2A - Urban Splash The proposals for Phase 2a, prepared by Urban Splash, have been submitted for Reserved Matters approval. The proposals show a neighbourhood that is strongly shaped by the fenland context of the site. The vision for this parcel is to create a contemporary fenland village, ‘Inholm Village’, which has a perimeter of landscape and MWEGPIEVP]HI½RIHRI[RIMKLFSYVLSSHUYEVXIV8LITEVGIP[MPPFITIVQIEFPIERH connected to surrounding neighbourhoods within Phase 2 and wider Northstowe. The dwellings within Inholm Village will all be of modular construction and will offer a range of urban typologies, with an innovative approach to amenity and parking. The proposals demonstrate the quality of development that can be achieved with appropriate masterplanning and design coding. Figure 4.46: Phase 2A Reserved Matters Application (Urban Splash)

32 Northstowe Phase 3A Design and Access Statement January 2021 5 Design Development Process 5 Design Development Process N

Existing Cambridgeshire PPhasehase 2 This chapter sets out the process of initial design and early Guided Busway engagement that was undertaken following the site and contextual analysis. New ponds will link into existing Two initial concept ideas were developed for Phase 3A, each exploring a different key water park within Phase 2 XLIQI8LI½VWXXSTMGSJI\TPSVEXMSR[EWXLILMWXSV]SJXLIWMXIERHLS[XLMWGSYPH Linear formal space enclosed by be acknowledged in the design of the masterplan. The second key theme was the Green corridor linking new BBuswayusway WYVVSYRHMRKJIRPERHWGETITEXXIVRERHXLISTTSVXYRMX]XSVI¾IGXXLMWMRXLIQEWXIVTPER southern gateway park with development Longstanton The two concept plans are set out in sections 5.1 and 5.2 below. These were produced water park to the north east for the purposes of early engagement with the public and stakeholders. New pedestrian links connecting with wider site 5.1 Concept 1: Acknowledging Historical References context Potential for a shared space/ Potential to retain some pedestrian only route 8LI½VWXGSRGITXQEWXIVTPERSTXMSRJSV4LEWI%EGORS[PIHKIWXLIEMV½IPHLMWXSV] existing tree belts as part of the site. The former runway alignments are emphasised in this layout, with routes of new vehicular routes Square/pedestrian friendly route spaces and green corridors created along these axes. The principles of this concept plan traversing the Local Centre A green buffer will be provided LLocalocal CCentreentre include; between Longstanton and the new • A main axis route at the centre of the development changing in function and neighbourhood character along the way. • A diagonal green axis traversing the site and linking into the water park to the north. Existing Military Lake • %QEMRIRXVERGIHI½RIHF]ETVMQEV]WXVIIXEXXLIGIRXVISJXLIHIZIPSTQIRX to be retained dividing further north to connect with Phase 2 primary streets. A development block pattern that maximises linkages to the Local Centre. Potential for an Avenue type of • street at the entrance of the Drainage strategy focuses on large ponds at the periphery. development • Main axis route at the centre of the development South western access road

South eastern Oakington access road

The three concrete runways constructed in 1941 as part of the RAF Oakington base 0 100 500 1000m

Figure 5.1: Phase 3A Initial Concept Plan Option 1

34 Northstowe Phase 3A Design and Access Statement January 2021 N

EExistingxisting CCambridgeshireambridgeshire GGuideduided BBuswayusway PPhasehase 2 'SRGITX6I¾IGXMRKXLI*IR0ERHWGETI4EXXIVR Green corridor connecting into existing pedestrian/cycle links Parallel routes along the length of This approach to Phase 3A adopts a formal development grid that relates to the arable the development connecting into Phase 2 primary streets ½IPHTEVGIPWSJXLI'EQFVMHKIWLMVIGSYRXV]WMHI[MXLSVKERMGKVIIRGSVVMHSVWXVEZIVWMRK the development. The principles of this concept plan include: • A series of green corridors softening the formal development grid and creating BBuswayusway an integrated network of open space. LLongstantonongstanton • %WIVMIWSJWQEPPIVEXXIRYEXMSRTSRHWERHWXVIEQWVI¾IGXMRKXLI*IRPERHWGETI and creating attractive visual amenity.

• 'SR½HIRXHIZIPSTQIRXIHKIWVI¾IGXMRKXLIXS[R[MHIYVFERHIWMKRWXVEXIK] • %VIKYPEVFPSGOTEXXIVRXLEXVI¾IGXWXLILMWXSVMG½IPHTEXXIVRWERHHIWMKR Attenuation ponds as water approaches in Phases 1 and 2. A green buffer will be provided features throughout the between Longstanton and the new development neighbourhood Potential to retain some existing Potential for a cycle/pedestrian tree belts as part of green buffer/ only link at the centre of the corridors LLocalocal CCentreentre development Local Centre/high density development enclosed by green corridors Existing Military Lake to be retained

A green buffer will be provided between Oakington and the new neighbourhood

Southern access road west Oakington

SSouthernouthern aaccessccess rroadoad eeastast

500 1000m ,MWXSVMGJIR½IPHTEXXIVR Figure 5.2 : Phase 3A Initial Concept Plan Option 2 0 100

January 2021 Northstowe Phase 3A Design and Access Statement 35 The proposals for Phase 3A have been developed and informed in response to a series of community and stakeholder engagement events as well as presentations to design review panels.

5.3 Stakeholder and Community Engagement

The Stakeholder and Community Engagement Report which accompanies this Planning Application sets out the process of community engagement that has closely informed the design development of Phase 3A. The initial concept proposals were discussed with the local community, stakeholders and interested parties at an early stage to establish their key priorities and interests to ensure that the masterplan was founded on a generally agreed concept. Three stakeholder engagement events have been undertaken in July 2018, November 2018 and September 2019. These engagement events typically comprised the following: • A Council member session; • An interactive workshop attended by a range of stakeholders; and • Two public drop-in sessions. Online questionnaires were made available for any stakeholder or interested individual to complete following the sessions. Following the Outline Planning Application submission in Spring 2020, formal consultation has been undertaken (during the Spring/Summer 2020 period) which has further informed the production of this DAS.

July 2018

8LI½VWXIRKEKIQIRXIZIRXXSSOTPEGIMR.YP]XSMRXVSHYGIWXEOILSPHIVW Norsthstowe residents and the wider community to the development of the emerging QEWXIVTPER8LI½VWX[EWLIPHSR.YP]thEX4EXL½RHIV7GLSSP2SVXLWXS[IERH the second in Crossways Communitea Café, Oakington on 30th July 2018. Boards explaining the site analysis process and presenting the initial concept ideas and access strategies for the masterplan were displayed at the events, with the opportunity for attendees to comment on these either via post-it notes stuck onto the boards or via a questionnaire which was handed out. There was a further opportunity for people to comment online via a surveymonkey questionnaire which was posted on the Northstowe website. The key topics raised at the engagement events (by stakeholders and the public) were: • (IWMVIXSVI¾IGXGYPXYVEPLIVMXEKISJXLIWMXIMRXLIHIWMKRMRGPYHMRKXLITMPPFS\IW reinstatement of Mill Road as a movement corridor and pedestrian/cycle access VSYXIFIX[IIR0SRKWXERXSRERH3EOMRKXSRERHVI¾IGXMSRSJSPHVSYXIWERHXLI former windmill in trails and road names; • /IIRXSTVSQSXIXLIWIRWISJELIEPXL]XS[R Figure 5.3: Attendees were invited to comment on the site analysis and concept proposals. Figure 5.4: The initial masterplan proposals were discussed with stakeholders (top image) These comments then helped shape the further development of the masterplan. and the local community (bottom image).

36 Northstowe Phase 3A Design and Access Statement January 2021 • Positive feedback with regards to introducing organic green spaces and 5.4 Design Council (December 2018) waterbodies into the main body of development as opposed to having peripheral open space; In December 2018 the emerging masterplan for Phase 3A was presented to the Design

Desire to see variety in retail and service provision to reduce off-site travel; Council Review Panel. Some of the key points raised included: Northstowe Phase nd3 May 2019 a seamless and coherent WMRGPYHMRKWLSTWWGLSSPWLIEPXL • I IVXLIVIQEMRMRKXVERGLISJ (3a and 3b) PVIWMHIRXW JXLIJSVQIV6%* Establishing the opportunity to travel from Oakington to Northstowe by bus was The panel welcomed the introduction of green and blue spaces at the centre of PPYWXVEXIWXLIPSGEXMSRWSJ4LEWIWn quality in Phase 2 and [LMGLVIGIMZIHVIGSKRMXMSR • • EHWYXMPMXMIWHVEMREKIW]WXIQWEW[IPPEWXS[R[MHIJEGMPMXM K7XVEXIK]VIGIMZIHE ½REPWSYXLIVRERHRSVXLIVRRIMKLFSYVLSSHW 4LEWI [MPPHIPMZ Cambridgeshire Quality Panel Review LEXEVIHIWMKRIHXSIRGSYVEKIEGXMZMX]ERHXLI[IPPFIMRKSJEPMeeting: 2 RKIHXLIHIWMKR [LMGLMWPSGEXIHXSXLIWSYXLSJ4LEWI[MXLMRXLIGSR½RIWS LIEPXLERH[IPPFIMRK highlighted; and the masterplan. Background note for panel [LMGLMWPSGEXIHXSXLIRSVXL[IWXSJ4LEWI8LITPERFIPS[M Northstowe Phase 3 will complete the Healthy (approximately New Town. Phase 287ha) 3 will be fully integrated with Phases 1 and 2 in order to create LI(IWMKR'SHIERH,IEPXL]0MZMRK7XVEXIK]JSV4LEWIFSXLSJ QEPWIQM XS[R7MKRM½GERXEQSYRXWSJMRJVEWXVYGXYVIMRGPYHMRKEGGIWWVSPhase 3a IWMKR+VSYT%[EVHWMR1EVGLERHXLI4PE]ERH,IEPXL]0MZMR GIRXVIWERHVIGVIEXMSRJEGMPMXMIWEVIHIPMZIVIHMR4LEWI8LI (approximately 47.5ha) MX]SVGLEVHW LSYWMRKEPSGEPGIRXVIERHWYFWXERXMEPEQSYRXWSJSTIRWTEGIXPhase 3b XIHXSXLI(IWMKR'SYRGMP(IWMKR6IZMI[4ERIP8LITERIPGLEPPI They challenged the design team and Homes England to push boundaries and PMJIWX]PIJSV Sustainable travel was raised as a key interest and ensuring that footpaths and MSREPTPEGIMRVIPEXMSRXSQSZIQIRXMRXIKVEXMSRSJTEVOMRKERH Phase 3 is made up of two sites: • • 3EOMRKXSREMV½IPHERH N 3a and 3b in context. Homes England is committed to achieving Building for Life 12 and is keen to build on commitments to desig XLI,IEPXL]2I[8S[RMRMXMEXMZIERHXLITVMRGMTPIWWIXSYXMRX 8LIIQIVKMRKQEWXIVTPERJSV4LEWIMRGSVTSVEXIWEVERKISJJSV cycle paths are provided where possible. develop an exceptional place in relation to movement, integration of parking and JSVXLIMVUYEPMX] 8LI(IWMKR'SHI[EWE½REPMWXEXXLI9VFER( IW formal and informal open spaces providing opportunities for a range of GSQQIRHEXMSREXXLI0ERHWGETI-RWXMXYXI%[EVHW EGXMZMXMIWWYGLEWJSVQEPTPE]MRK½IPHWEPPSXQIRXWERHGSQQYR VYRRMRKERH[EPOMRKVSYXIWXLYWIREFPMRKEREGXMZIERHLIEPXL]LongstantonPark Guidedand Ride Busway -R(IGIQFIVXLIIQIVKMRKQEWXIVTPERJSV4LEWI[EWTVIWIR ]QIRX XIEQERH,SQIW)RKPERHXSTYWLFSYRHEVMIWERHHIZIPSTERI\GITX residents of all ages. C designing a place that can change over time. RKISJ am br KEJJSVHEFPI id ge health and wellbeing; designing a place that can change over time. Phase 3b s K[MPP h i Community re G Phase 1 u SR id 4LEWI[MPPTVSZMHIYTXSLSQIW ETTVS\MQEXIP]LSQ e d B [MXLMR4LEWIEERHLSQIW[MXLMR4LEWIF XLVIITVMQEV] IWXS u s Phase 2 w WGLSSPWEPSGEPGIRXVIGSQTVMWMRKWLSTTMRKWUQSJIQTPS a y ERHGSQQYRMX]WTEGIWTSVXWERHTPE]JEGMPMXMIWEW[IPPEWEVE Rampton 8LITERIPJIPXXLIHIWMKR[EWVMKLXP]QSVIWXVYGXYVIHERHVI¾IGXMZISJXLIEMV½IPH HMJJIVIRXX]TIWSJSTIRWTEGI%VERKISJLSYWIX]TIWMRGPYHMR Drift November 2018 Longstanton

LSQIWJSVVIRXERHTYVGLEWIWIPJFYMPHERHGYWXSQFYMPHLSYWMR

• help establish a mixed community. Opportunities for employment within

2SVXLWXS[I MRXLIXS[RGIRXVIIQTPS]QIRXWMXIWERHMRIHYGEXMERYVFER o

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a L F l

than the fenland landscape. facilitate home working will support the development of the town as a

PXL] e oo m ch place to live and work. S

o Phase 3a E H The new local centre will be located within the heart of Phase 3a. It will Following the structure of the engagement events held in July 2018, the two events straddle the Busway and Central Street and be connected by pedestrian ERHG]GPIVSYXIW-X[MPPGSRWMWXSJX[SQEMRWTEGIWMRGPYHMRK Westwick Whilst acknowledging many residents in Northstowe will work in Cambridge, the square that allows for community activities as well as a Neighbourhood Park. Southern Access 2SVXLWXS[IMWSRISJXIR,IEPXL]2I[8S[RWMR)RKPERH%WE,IE XVEXIK] Road West • 0 2I[8S[RTVMSVMXMIWEVIXSHIPMZIVELIEPXL]GSQQYRMX]XLVSYKL 5 LIPHMR2SZIQFIV[IVIPSGEXIHMRXLI4EXL½RHIV7GLSSPERH'VSWW[E]W'SQQYRMXIE 0 ERHQIRXEP 1 Oakington

framework of interventions which can be applied as the town develops; B panel supported Homes England in considering ways to encourage residents to create a healthy town through infrastructure and place shaping; and develop a new model of care for Northstowe. d a Homes England are committed to ensuring that Healthy New Town o R n Café, Oakington, with the opportunity to comment on the proposals online after the o principles are applied to all aspects of Northstowe’s development. t y a 1IEWYVIWEVIWIXSYXMRXLI,IEPXL]0MZMRKERH=SYXLERH4PE]7 r D y r work locally. This could possibly include mixing small entrepreneur units within the %TVMP ERHEVIJYRHEQIRXEPHVMZIVWMRMQTVSZMRKTL]WMGEP D LIEPXLERH[IPPFIMRK XLWXS[I increasing physical activity Potential engagement had been held. The engagement sessions presented the initial masterplan • alignment of providing contact with nature A 3TIR7TEGIERH6IGVIEXMSR7XVEXIK]4LEWI%14 Southern Access • Road East HIZIPSTQIRX[MXLLMKLIV¾I\MFPIKVSYRH¾SSVWTEGIWEZEMPEFPIJSVLMVIJSVEZEVMIX] promoting positive social interaction • promoting a positive community identify and access proposals to stakeholders, Northstowe residents and the local community, • Bar Hill promoting access to healthy food • %IVMEPTLSXSKVETLWLS[MRKWMXIFSYRHEVMIWJSVXLI4LEWIWSJ2SV creating a low pollution environment and adapting to climate -RHMGEXMZIWMXIFSYRHEV] of uses. • change providing inclusive design/design for all demonstrating how the design process had evolved in response to the previous • WaterparkWateWaWat providing access to sports atetererpaerprpapar • ararkrkrkank andandd N LinLiinnknk POSPOOSOS health and well-being through play (Phase(P(PhPhahas Bridleway 151/12 asesee2) 2)2 • Byway 151/8 way 151/8 C CGB o O n p n comments received. e e c n tin v g iews E

C LongstantonLo A ongngsgststataant F ntotoon R E

5.5 Cambridgeshire Quality Panel (May 2019) T LinksLiLininnks to Phas a ks tot Ph N o I re PhPPhahasasse 2 A 2 S

n D io t N a The responses to the initial proposals included: v A r L e s M n OI R o EOIEO 0 A

H0 F 10 C IPHPH 0 n V½I½IPH0½IPH E o t %MV½ G

n [%MV½ A a I[ % t 2I[%MV½IPH0EOI2I[%MV½IPH2I2I[ L Bridleway 151/151/10 s L g I

n V o L S

Approval of the large amount of open space provided; In May 2019 the proposals were presented to Cambridgeshire Quality Panel along D o t g N in A tt L • Y e S A

R with an accompanied site visit. Formal feedback from the Panel at the end of May 2019, Mill Road Corridor I H

D Approval of the incorporate of the Military Lake and existing tree belts; I

R Neighbourhood Park B • M A

some of the key points raised include: E

H Key S Multiple references to prioritising sustainable transport in the movement and D R

Ridge and Furrow landscape O F

• D 2I[X4SRH'SR½VQIH E B access strategy over cars; and Pillbox locations Water tower

Former Tower Mill, Oakington Cambridgeshire Guided Bus Way Urban Design Strategy (CGB) & National Cycle Route 51 Bus only route through the site Desire to ensure cycle and footpaths are integrated into those around Phase 3. Regional Cycle Route 24 & Long on Co n gt s Distance Path er Bri in va k ti dlew a on • Proposed Indicative cycle lanes Bridleway 168/ A O re o a ay 168/4 Proposed Indicative Shared cycle/ t Oakington footways g in t Proposed Strategic Right of Way tFootpath 168/7a Footpath 168/1 Footpath 168/2 e Ensure design strategy addresses potential future trends and aims with the S

Proposed Footways 12 • Proposed Indicative Perimeter Trim Trail Route

Footpath 168/6 Bat Commuting and Foraging Footpath 168/5 September 2019 capability for self-sustaining healthy communities, landscape quality and recreation Footpath 168/3 at the heart of the future town. 0m 400m

(5 mins walk) -QEKIWWLS[MRKXLIX]TIWSJZEVMIHEGXMZMXMIWXLEXGSYPHFIGVI 800m 8LIIRKEKIQIRXIZIRXMR7ITXIQFIV[EWLIPHEX,SQIW)RKPERH´WSJ½GIWMR (10 mins walk) Aspiration to make Northstowe a low carbon development that is able to Where are we? ;ILEZILEHX[SWXEKIWSJIRKEKIQIRX[MXLMRXIVIWXIHTEVXMIWXEXIH[MXLMR4LEWI% • WXEOILSPHIVWERH'SYRGMP1IQFIVW;ILEZILEHTSWMXMZIERHGSR [LMGLLEWMR¾YIRGIHERHWLETIHXLIQEWXIVTPER;ILEHLSTIHXS Northstowe. This event comprised two public drop in sessions and a council members '54IEVPMIVMRSYVHIWMKRTVSGIWWPEWX2SZIQFIV%WXLMWYRJSVX accommodate the impacts of climate change. we are more advanced in terms of strategies than may be expected.LIGSQQYRMX] Instead we TVIWIRXIHXSXLI(IWMKR'SYRGMPTERIP[LMGL[EWI\GMXIHF]SYV WXVYGXMZIJIIHFEGO constructive feedback. On the day of the panel we will present an overview of the technical TVIWIRXXSXLI ;ILEZIGSQTPIXIHXLI)-%WGSTMRKWXEKIERHXLI[MHIVXIEQMWGYREXIP]HMHR´XLETTIR HIWMKRMR¾YIRGIWERHLS[XLIIRKEKIQIRXERHXIGLRMGEPWXYHMIWL session. informed the masterplan. survey work and undertaking their technical assessments. TVSTSWEPWERHKEZI What’s next? The view from the Quality Panel will feed into the next design stage EZI SQTPIXMRKXLI leading to an anticipated design freeze and further consultation in the summer. The responses received to the pre-application proposals for design and access included: Population/Demographics -XMWMRXIRHIHXSWYFQMXER3YXPMRI4PERRMRK%TTPMGEXMSR%YXYQR

• Support for the Runway Lake and a desire to see it used for recreational activities; • Provision of information on the likely population and demographics to provide • Support for the potential extended local bus service between Oakington and a basis to understand the level of services and facilities required to support the Northstowe; and HIZIPSTQIRXERHXSQEOIMXWSQI[LEX³WIPJWYJ½GMIRX´ERHLIPTTVSQSXI[EPOMRK Figure 5.6: The Design Review Panel were • %HIWMVIXSWIIE[IPPHI½RIH³EVVMZEP´TSMRXMRXSXLIXS[R and cycling as part of ethos MWWYIHEFVMI½RKRSXI I\XVEGXEFSZI SRXLI design development of Phase 3A, before the An additional update session was held in Oakington Pavilion in November 2019. • ,MKLPIZIPREVVEXMZIEFSYXETTVSEGLXS¾I\MFMPMX]ERHEHETXEXMSRXSEPPS[XLI0SGEP Centre to change over time site visit and presentation. Formal feedback was received in May 2019. • Potential to challenge level of car parking and provide creative solutions to parking, appropriate to ensure the public realm isn’t car dominated.

July 2018 November 2018 December 2018 May 2019 September 2019 2020 2020 Engagement: Outline Planning Formal Consultation Engagement: Initial Concepts Engagement: Draft Design Review Panel: CABE Design Review Panel: CQP undertaken following Masterplan Design Outline Planning Application Application Submission submission

Figure 5.5: Engagement Timeline

January 2021 Northstowe Phase 3A Design and Access Statement 37

6 The Masterplan 6 The Masterplan

The key driving principles and concepts behind the proposals are explained within this chapter. These have LQ½XHQFHGWKH0DVWHUSODQ3DUDPHWHU3ODQVDQG8UEDQ N Design Principles. Illustrative drawings and descriptions further explain the masterplan vision and opportunities to create a high quality neighbourhood. Former Mill Road

The purpose of this chapter is to explain the rationale behind the proposals for Phase Former runway 3A. The diagrams and illustrations set out in this chapter are illustrative only and do not

IWXEFPMWLER]JYVXLIV½\IHIPIQIRXWSJXLIHIZIPSTQIRXFI]SRHXLSWIWIXSYXMRXLI Historic lane Oakington Mill %MV½IPHVSEH parameter plans. Where diagrams and illustrations in this DAS include extracts from Military Lake XLITEVEQIXIVTPERWXLI]QE]EPWSMRGPYHIEHHMXMSREPMPPYWXVEXMZIQEXIVMEPW*SVXLI½\IH parameters, please refer to the ‘Movement and Access’, ‘Building Heights’ and ‘Open Existing woodland Space and Land Use’ Parameter Plans submitted as part of this planning application. All other plans and diagrams, including the illustrative masterplan, are for illustrative purposes only to demonstrate how the proposed mix of uses and character areas 0m 400m 800m 0m 400m 800m could be accommodated within the site. (5 mins walk) (10 mins walk) (5 mins walk) (10 mins walk) Section 6.3.2 sets out the key Urban Design Principles for Phase 3A. These principles have been extracted into the Design Principles Document (Appendix A) which forms 1887 1930 one of the approved documents supporting this application. The Design Principles Document also contains an Urban Design Framework Plan, which draws together the +LVWRULFURXWHVDQG¼HOGERXQGDULHV Alignment of the former RAF runway Parameter Plans set out in this chapter, and illustrates how the different elements of Figure 6.2: The alignment of the central runway that existed as part of the former RAF green space, land use and movement interact with each other. Figure 6.1: An analysis of historical maps of the site (Phase 3A) indicates a movement network that no longer exists including east-west connections between Longstanton 3EOMRKXSRLEWFIIRVI¾IGXIHMRXLIQEWXIVTPEREWEOI]E\MWSJHIZIPSTQIRX-X[MPP 6.1 Concept and Strategic Principles: Phase 3A and Oakington. The former alignment of Mill Road will be reinstated in the masterplan, vary in form and character and consist of a series of spaces, including the retained as a greenway, providing a convenient pedestrian/cycle connection between Oakington 1MPMXEV]0EOIERHXLIEHNSMRMRK[SSHPERHFPSGOW8LIEMV½IPHTIVMQIXIVVSEHEPWS MR¾YIRGIWXLIJSVQERHI\XIRXSJHIZIPSTQIRX %RYQFIVSJOI]MR¾YIRGIWLEZIWLETIHXLIHIZIPSTQIRXSJXLIQEWXIVTPER8LIWI and Longstanton. TEKIWI\TPEMRXLIWIHIWMKRMR¾YIRGIWERHLS[XLI]LEZILIPTIHJSVQXLIIQIVKMRK masterplan. These have been drawn directly from the community and stakeholder feedback and the site analysis undertaken.

Sustainability Sustainability in its widest sense is a key principle for the development of Phase 3A. %W2SVXLWXS[IMWERI[XS[RJYXYVITVSS½RKXLIHIZIPSTQIRXMWMQTSVXERX8LI masterplan, movement network and built form should have the capacity to stand the test of time.

40 Northstowe Phase 3A Design and Access Statement January 2021 Town Centre Phase 2 (Phase 2) Phase 2

Longstanton

Strategic green corridor alongside CGB

Local Centre Former Mill Road Military Lake

Oakington

Green Network 3ODFHVSHFL¼FGHVLJQ Local Centre

Figure 6.3: A network of ‘blue and green’ interlinked spaces brings open space right into Figure 6.4: The masterplan will facilitate development that is distinctive to this particular Figure 6.5: Create a Local Centre in the most accessible location, near the bus only route the heart of the neighbourhood. The variety of open spaces includes the retention of site. The retention of existing landscape features combined with character driven and visible from the main vehicular routes as well as with convenient pedestrian / cycle XLI1MPMXEV]0EOIREXYVEPGSVVMHSVWXLEXVI¾IGXWXLIEPMKRQIRXSJXLIJSVQIV1MPP6SEH XS[RWGETI[MPPIREFPIEHIZIPSTQIRXXLEXFIPSRKWXS2SVXLWXS[I'SR½HIRXFYMPX links to/from Oakington and Longstanton. The new Local Centre will complement the formal, semi-formal and informal areas for active leisure; allotments and a network of edges and the creation of memorable places will differentiate the new neighbourhoods main Town Centre of Northstowe. sustainable drainage. from ‘anywhere’ development.

Figures 6.1 to 6.5: Key design principles for the Phase 3A masterplan.

January 2021 Northstowe Phase 3A Design and Access Statement 41